Housing Fire Safety Policy - Responsive repairs, work to void properties, planned and major works

9. Carrying out responsive repairs

9.1. The Council has an obligation as a landlord to ensure that any reported faults or failures of any fire safety equipment (e.g., smoke alarm, fire alarm system etc.) are attended to and rectified in a timely manner. 

10. Works to void properties

10.1. To manage fire safety risks, all empty properties will have any fire safety equipment tested and serviced prior to reletting in accordance with our Void Policy and Void Standard. This will include testing of smoke and fire alarms, checking fire blankets and checking the integrity of fire doors, including the operation of door closers. If any smoke alarms are found to be within two years of their due replacement date the alarms will be replaced. 

10.2. All properties undergoing mutual exchange will have the same set of fire safety equipment testing and servicing as for a void property. 

10.3. The fire safety asset register will be updated with any new equipment installation dates and future replacement dates, as required. 

11. Carrying out planned or major works

11.1. Planned maintenance or upgrade programmes commissioned by the Council to buildings that require an FRA will be subject to a risk assessment by a competent person to consider the impact of the works on fire safety. 

11.2. Works programmes are likely to fall into one of three categories: 

- i. Works subject to planning permission and/or Building Regulations approval. 

- ii. Works not subject to the Building Regulations (including those covered by the Building Regulations but delivered by under a Competent Person scheme) but where there is a foreseeable impact on fire safety. 

- iii. Works not subject to the Building Regulations where there is no foreseeable impact on fire safety. 

11.3. Works will only be in category iii. if a Competent Person has reviewed the proposed works and formally agreed that there is no foreseeable impact on fire safety. 

11.4. For all other works we will ensure that prior to works commencing a competent person will: 

• Review the proposed work against the fire risk assessment and any Building Safety Case.
• Ensure anyone appointed to undertake design or construction activities can demonstrate the necessary competence to discharge their responsibilities relating to fire safety. This will include duty holders identified in the Construction (Design and Management) Regulations 2015 (the Client, the Principal Designer, the Principal Contractor, designers, and contractors).
• Request reasonable assurance that duty holders have demonstrated that resident safety can be assured during the works or that a suitable decanting strategy is in place.
• Engage with residents on fire safety matters that affect them.
• Request reasonable assurance that duty holders have complied with the building regulations in relation to fire safety where required.
• Request reasonable assurance that there is an appropriate site inspection and sign-off programme in place for the stages of the work. 

11.5. Where necessary, a FRA review will be conducted at the conclusion of works.